I'm a total newbie so I've run the numbers two dozen times with conservative assumptions on everything (high vacancy, high repair costs, etc.) 

My assumption is just interest.

I can't speak to this market in particular, but it's an assumption that needs to be substantiated.It would be helpful to know what your plan is as a high level overview. i.e.

Hello!When using the BP Rental Property calculator, what loan term do you put in for a hard money loan to analyze a property? 30yrs? 1 yr?Thanks so much!

What are your assumptions on holding time from start to finish?

@Christopher StacyYou make a lot of assumptions in your post which I think are leading to your analysis paralysis.

Here's the details of the potential deal (my 1st as an investor):-Duplex in Glendale AZ-Offer Price: $139,900-Closing: $5,100-Estimated repairs per contractor: $15,000 (replace lead based paint, other cosmetic repairs)-Current rent paid by 5+ year long term renters: $1,400-Rent estimated after repairs: $1,500-$1,600-Other Assumptions: 25% down, 30 year financing at 4.65%, monthly repairs of $100, 5% vacancy, 8% management, property taxes of $77.17 a month, utilities of $130 a monthPer the calculator, using the $1,500 a month rental estimate after repairs I'm looking at $385.75 of monthly cash flow, a 6.51% pro forma cap, 8.4% cash on cash ROI, and a 7.95% purchase cap rate.Looking for thoughts on the deal altogether, and also whether it's a good idea to do repairs immediately since there are long-term tenants living there, or hold off on repairs until they move out.

The examples in the proposed regulations were not intended to imply that the lease of the land is, or is not, a trade or business for purposes of section 199A beyond the assumption in the examples.

I would have a lender that knows how to calculate tax returns that have rentals on them, do an analysis and get the true number before making the assumption that your debt ratio is to high?

That's a strong assumption to make.